What You Need to Know Before You Build
Thinking of buying rural land in Mallorca to build your dream home or invest in a countryside property? Before you break ground, it’s essential to understand how rural land is classified, what you can build, and what the new 2024 law means for you.
In this guide, we’ll walk you through the key classifications of rustic land, minimum plot sizes, buildability rules, and how to legalize existing rural homes in Mallorca under the new decree law.
What Is Rural Land in Mallorca?
Rural land—also known as rustic land—is primarily designated for agricultural, forestry, or conservation purposes. Unlike urban land, rural plots come with strict regulations that dictate what can and cannot be built.
Understanding these rules is crucial if you’re planning to:
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Build a new home
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Renovate an old finca
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Invest in rural property in Mallorca
Rural Land Classifications: SRG, SRF, AIA, ARIP Explained
Mallorca’s rural land is divided into several categories, each with different construction limits and environmental protections.
General Rustic Land (SRG)
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Most flexible of all rural classifications
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Allows residential construction under strict conditions
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Ideal for agricultural-based homes
Rustic Forest Land (SRF)
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Focuses on preserving forested zones
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Very limited construction permitted
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Often requires larger plots
Agricultural Interest Areas (AIA)
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Designed to protect farming zones
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Strictly limits residential construction
Territorial Protection Areas (ARIP)
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Includes protected landscapes and conservation zones
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Construction is nearly prohibited
New Law: Decree Law 3/2024 — Legalize Unregulated Rural Homes
On May 24, 2024, the Balearic Government approved a new decree to legalize buildings on rural land that are currently outside planning regulations.
What Does This Mean for Property Owners?
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Legalization Option: Pay a fine and implement environmental improvements
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Sustainability Standards: Must use renewable energy and low-impact materials
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Time Limitations: Legalization depends on when and where the structure was built
This is a unique opportunity to bring your rural home into legal compliance and increase its market value.
Minimum Plot Sizes by Land Category
Want to build a home on rural land? Your plot must meet a minimum size depending on its classification.
| Land Category | Minimum Plot Size (m²) |
|---|---|
| SRG | 14,000 |
| SRF | 20,000 |
| AIA | 21,000 |
| ARIP | 50,000 |
Pro tip: Always check with the local town hall (Ayuntamiento) for municipal rules that may impose additional restrictions.
How Big Can You Build on Rural Land in Mallorca?
Buildable area and maximum occupancy are strictly regulated. Here’s what you need to know:
Buildable Area (Buildability)
This is the percentage of the land you’re allowed to build on.
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SRG: Up to 1% (e.g., 140 m² on a 14,000 m² plot)
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ARIP: Often less than 0.5%
Maximum Occupancy
Refers to land surface occupied by all structures.
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SRG: 2–3%
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ARIP: Often limited to just 0.5%
Maximum Volume (in cubic meters)
Regulates building height and total mass.
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SRG: Typically limited to 400 m³ for a single-family home
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ARIP: Allows only small or auxiliary buildings
Home Size vs. Required Plot Size
This table helps you calculate how much land you need depending on your desired house size:
| Home Size (m²) | SRG (m²) | SRF (m²) | AIA (m²) | ARIP (m²) |
|---|---|---|---|---|
| 60 | 6,000 | 12,000 | 12,600 | 30,000 |
| 120 | 12,000 | 24,000 | 25,200 | 60,000 |
| 200 | 20,000 | 40,000 | 42,000 | 100,000 |
| 300 | 30,000 | 60,000 | 63,000 | 150,000 |
Remember: These are general guidelines. Always confirm with a technical architect or local planning office.
Licenses and Permits: What Do You Need to Build?
Before starting construction, you’ll need several official documents:
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Urban Planning Permit (Licencia urbanística)
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Environmental Impact Report
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Building Permit (Licencia de obra)
Additional approvals may apply in protected areas or near historical sites.
Sustainable Building Requirements
Rural development must meet strict environmental guidelines:
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Use of renewable energy systems
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Eco-friendly materials (stone, wood, lime-based plasters)
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Minimizing light and noise pollution
Solar panels and rainwater harvesting systems are often required or strongly encouraged.
Costs of Building on Rural Land in Mallorca
Building on rustic land can be more expensive than expected due to:
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Infrastructure (road access, water, electricity)
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Professional fees (architects, engineers, surveyors)
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Environmental mitigation (solar systems, septic tanks)
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Legalization fees under the 2024 decree
How to Find the Right Rural Plot in Mallorca
Start with Research:
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Check the land classification with the town hall
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Use municipal zoning maps or SIGPAC (geographic information system)
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Work with a real estate agent specialized in rural properties
Work With the Right Professionals:
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Architect or technical engineer to assess buildability
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Lawyer to review title and regulations
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Surveyor to measure the land and prepare official plans
Pros & Cons of Rural Living in Mallorca
Benefits:
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Peace and quiet
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Stunning natural surroundings
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Privacy and space
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Ideal for eco-living or agrotourism
Challenges:
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Access to services may be limited
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Higher infrastructure costs
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Ongoing maintenance of land and property
Final Thoughts
Building on rural land in Mallorca can be incredibly rewarding—but only if done legally and responsibly. Whether you’re dreaming of a finca surrounded by olive trees or a sustainable country retreat, understanding rural zoning laws is the first step.
Need help finding a rustic plot or navigating the 2024 rural housing law?
Contact us today for expert guidance on real estate, building permits, and land classification in Mallorca.
